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Planning Commission - 12/12/1983 AGENDA londay, December 12, 1983 7:30 p.m., City Hall COMMISSION MEMBERS: Chairman William Bearman, Virginia Gartner, Robert Hallett, Stan Johannes, Dennis Marhula, Ed Schuck, Hakon Torjesen STAFF MEMBERS: Chris Enger, Director of Planning Kate Karnas, Recording Secretary Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA II. MEMBERS REPORTS III. DEVELOPMENT PROPOSALS A. CARMEL, by Hans Hagen Homes. Request for Planned Unit Development District Review and Zoning District Change from Rural to R1-13.5 and Preliminary Plat of 43 acres for single family lots. Location: North of Rowland Road and West of Old Shady Oak Road. A continued public hearing. B. PRIMETECH,. by Prime Development and M R Properties. Request for Planned Unit Development Concept Amendment for a twenty (20) acre office park to be known as Primetech Park, in the City West Planned Unit Development. Location: West of Highway 169/212, north of Shady Oak Road. A public hearing. C. WELSH CONSTRUCTION. Request for Zoning District Change from C-Regional to C-Regional Service of 3.26 acres for an office building. Location: East of the Northeast corner of Prairie Center Drive and West 78th Street. A public hearing. D. HUSTAD DEVELOPMENT CORPORATION. Request for Rezoning from C-Regional to C-Regional Service of approximately nine (9) acres for a hotel and related commercial uses. Location: Southeast quadrant of Highway 5/U.S. 169 and I-494. A public meeting. V. OLD BUSINESS VI. NEW BUSINESS VII. PLANNER'S REPORT VIII. ADJOURNMENT MINUTES _ EDEN PRAIRIE PLANNING COMMISSION Monday, December 12, 1983 7:30 p.m., City Hall MEMBERS PRESENT: Chairman William Bearman, Virginia Gartner, Robert Hallett, Stan Johannes, Ed Schuck MEMBERS ABSENT: Dennis Marhula, Hakon Torjesen STAFF PRESENT: Chris Enger, Director of Planning Kate Karnas, Recording Secretary Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA MOTION: Motion was made by Gartner, seconded by Hallett, to adopt the agenda as printed. Motion carried--5-0-0 II. MEMBERS REPORTS None. . III. DEVELOPMENT PROPOSALS Proponent for Item III.A. was not present at the time for review of the Carmel proposal . MOTION: Motion was made by Gartner, seconded Johannes, to continue Item III.A. at the convenience of the Commission, and to hear the other items on the agenda. Motion carried--5-0-0 B. PRIMETECH, by Prime Development and M R Properties. Request for Planned Unit Development Concept Amendment for a twenty (20) acre office park to be known as Primetech Park, in the City West Planned Unit Development. Location: West of Highway 169/212, north of Shady Oak Road. A public hearing. Mr. Ron Erickson, Korsunsky, Krank, Erickson, Architects, representing proponents, reviewed the request with the Commission. Mr. Erickson explained the types of tenants for which the buildings were being designed, including computer assembly and programming companies, research and development companies, and other office users. He added that potential corporate headquarters sites would Planning Commission Minutes 2 December 12, 1983 be made available as well . Mr. Erickson stated that he was aware of concern by the City that a portion of the site was encroaching upon a previously designated High Density Residential site within the overall City West Planned Unit Development. He stated that, upon review, they had ascertained that they were not encroaching upon the residential property. Mr. Erickson added that all sides of all buildings would be brick. He pointed out that the Concept Plan shown, while giving general locations for the buildings, did not intend to represent exact locations of buildings as the soils in the area may dictate alternate locations. Regarding the item in the Staff Report referring to a minimum of 75% office use for the total site, Mr. Erickson stated that proponent would request that it be changed to 65%. This would allow for up to 35% of the site to be used for warehousing space, assembly or testing functions, and storage for high tech types of tenants. Planner Enger reviewed the recommendations of the Staff Report regarding this project. He stated that, due to the locations of the buildings as noted on the Concept Plan, a lift station would be required to service the property with public sewer. It was suggested that amendment to the plan would eliminate the need for the lift station. Planner Enger stated that there was still concern as to whether the project encroached upon the designated High Density Residential of the approved City West Planned Unit Development. Staff pointed out that the proposal appeared to have a greater amount of ground cover than the approved Planned Unit Development Concept for City West; however, upon calculation, it was found that the floor area ratio was less than the maximum approved for the City West Concept. Planner Enger stated that the City Code anticipated 100% office use within the Office Zoning District. Based on review of office buildings, it was found that some portion of all office buildings was allocated towards storage space, shipping and receiving, copying area, etc. Based on this, the minimum of 75% office use was suggested by Staff. Chairman Bearman stated that he felt it was important to note that, with this proposal, approximately 50% of the original City West Planned Unit Development had been amended. He questioned whether allowing less than 100% office for this area would be appropriate and how such a structure would fit the zoning ordinance requirements. 0 Schuck stated that he felt it would be difficult for the City to lose the potential for such projects based on a percentage figure. If the project fit the site and the basic intentions of the area, he stated that he did not feel the exact percentage was important. Planning Commission Minutes 3 December 12, 1983 Johannes stated that he agreed with Schuck, that a fixed percentage was not appropriate in this case. He stated that he felt the key to such projects would be how the buildings looked and matters such as traffic impacts, as opposed to exact percentages. Chairman Bearman stated that he was concerned that the area would become an industrial park as opposed to an office park. Hallett stated that he felt flexibility would be probable, dependent upon the plan; but he concurred that an exact percentage was inappropriate. In response to the questions raised, Mr. Erickson stated that they would immediately review the boundary to determine whether there was any encroachment upon the designated High Density Residential area of the original City West Planned Unit Development. Screening of the rooftop mechanical equipment for the structures would be architecturally integral with the structures' materials and design. Mr. Erickson stated that 65% would be an acceptable minimum of office use within the structures, but that he felt 75% would be too restrictive. Chairman Bearman asked for comments and questions from members of ithe audience. There were none. MOTION 1 : Motion was made by Gartner, seconded by Schuck, to continue the public hearing pending resolution of issues discussed at the meeting. Gartner stated that she felt a guideline of 75% would be appropriate, but that if proponent felt less than 75% should be used, each building could be reviewed on an individual basis. Planner Enger stated that he intended the 75% figure to be used only as a guideline for development of the site. Chairman Bearman stated that he felt it was imperative that the issue of encroachment upon the High Density Residential site within the City West Planned Unit Development Concept be resolved prior to further discussions. He added that he felt the private looped road through the site should be a public street. Hallett concurred with Chairman Bearman regarding the private street being public. Motion carried--5-0-0 . A. CARMEL, by Hans Hagen Homes. Request for Planned Unit Development District Review and Zoning District Change from Rural to R1-13.5 and Preliminary Plat of 43 acres for single family lots. Location: North of Rowland Road and West of Planning Commission Minutes 4 December 12, 1983 • Old Shady Oak Road. A continued public hearing. Staff reviewed the evolution of the design for this property, indicating that some of the major revisions were made at the recommendation of the Engineering and Planning Staff. Planner Enger pointed out that the major issues appeared to be utility access and road alignment through the property and the effects of these issues upon the surrounding properties. Planner Enger reviewed the most recent changes proposed by City Staff, which included the following: I . Access from the northerly east-west street to the park to the north would be between Lots 4 and 5, Block 5. 2. The park to be dedicated to the City would be approximately 4.1 acres, satisfying the Cash Park Fee requirement for the development. In addition, the City would purchase the remaining acreage for $20,000. 3. Side yard setbacks of 5 ft. on one side and 10 ft. on the other side would be allowed as a trade-off for preservation of the majority of the trees and the major hill of the site. • Planner Enger stated that he had a phone conversation with Roger Farber, property owner to the southeast, at which time Mr. Farber indicated that it was his desire to be included in the platting and zoning of the Carmel Addition. Chairman Bearman asked if the road alignment would work well with the future needs of the adjacent land owners. Staff responded that, in their opinion, it would. Mrs. Gail Farber, 6525 Rowland Road, asked whether access would be available to other residents of the neighborhood to the area designated as park at the north end of the plat. Staff responded that access would be available via the public streets. Chairman Bearman asked Mrs. Farber if it would be her choice to develop now, or to allow for the flexibility of development of her property. Mrs. Farber responded that she would like to allow for flexibility to develop, stated that she would prefer to build on the lots at some future date. She stated that her main concern was not to block out the possibility of development of their land for good, in that the only developable area of their property was that part adjacent to the Carmel Addition. The center of their parcel consisted of marsh-type wetlands. Chairman Bearman asked if the access road to the west property should align with the intersection of Carmel Way with Carmel Drive. Staff responded that at least 125 ft. existed between the two intersections, which was adequate space in this particular situation. Planner Enger pointed out that, geographically, the proposed access to the west was in the best location. Planning Commission Minutes 5 December 12, 1983 • Mr. Dean Holasek, 6475 Rowland Road, expressed concern regarding the density of the property as proposed. He questioned whether it was appropriate to allow greater density than existed in the area with estate-sized lots. Mr. Ken Beirsdorf, representing Len and Betty Uherka, 6301 Shady Oak Road, questioned the impact of utilities upon his clients. Staff reviewed the utilities planned for the property, indicating that the final influence would be determined at a later date by the Engineering Department at the time a feasibility study would be prepared for the property. Cliff Bodin, 6400 Shady Oak Road, asked if locations were known for the sewer and water alignment of trunks. Staff responded that preliminary locations were indicated by the utility plans of the proponent; however, the final location would be influenced by the desires of the property owners affected. Mrs. Farber asked if the City had the ability to change the zoning to R1-44. Chairman Bearman responded that, while this was possible, the project had been proposed at R1-13.5 and that the developer was within the parameters of the Comprehensive Guide Plan and Zoning District regulations with his proposal. Therefore, the City was required to respond to the proposal as presented. Mr. Ron Pavelka, 6324 Shady Oak Road, stated that his preference would be to run utility trunks along property lines, rather than through a property. In that manner, adjacent benefitting property owners would share the cost of the access to the utilities. Mrs. Ernest Larsen, 6509 Rowland Road, stated that townhouses had been proposed on the property before, and that the neighborhood had responded negatively to that proposal. She stated that she felt the current proposal was a good one, within the requirements of the City, and that the developer had taken steps to maintain as much of the amenities of the site as possible. Hallett asked what the timing was for upgrading of Rowland Road. Staff responded that the Hennepin County Park Reserve District had indicated that the work would be started within two years. The City would be required to make the interim improvements. Hallett stated that he felt the developer should participate in the interim improvements. MOTION 1 : Motion was made by Gartner, seconded by Johannes, to close the public hearing. Motion carried--5-0-0 Planning Commission Minutes 6 December 12, 1983 MOTION 2: Motion was made by Gartner, seconded by Hallett, to recommend to the City Council approval of the request for Planned Unit Development District Review and Zoning from Rural to R1-13.5 for the Carmel Addition by Hans Hagen Homes for single family lots, based on revised plans dated November 22, 1983, and written materials dated September 22, 1983, subject to the recommendations of the Staff Report dated October 21, 1983. Hallett stated that he felt the access to the Hennepin County Park Reserve District's Bryant Lake Park should be located further west than the intersection of Carmel Drive with Rowland Road. Staff responded that the Parks, Recreation, and Natural Resources Commission would be dealing with this issue with their review of the project. Chairman Bearman questioned whether it would be better to zone the property as R1-44. Planner Enger responded that the R1-44 zoning district would not necessarily provide a better situation for this property. He pointed out that in order to preserve the amenities, large lots would work to a point; however, there would be higher density in other areas of the site to bring the project up to a potential 2.5 units per acre. Motion carried--4-1-0 (Chairman Bearman against) MOTION 3: Motion was made by Gartner, seconded by Schuck, to recommend to the City Council approval of the request for preliminary plat of 43 acres for single family lots for the Carmel Addition by Hans Hagen Homes, based on revised plans dated November 22, 1983, and written materials dated September 22, 1983, subject to the recommendations of the Staff Report dated October 21, 1983. Motion carried--4-1-0 (Chairman Bearman against) Chairman Bearman stated that he voted against as he felt the property would be more appropriately zoned R1-44. C. WELSH CONSTRUCTION. Request for Zoning District Change from C-Regional to C-Regional Service for 3.26 acres for an office building. Location: East of the Northeast corner of Prairie Center Drive and West 78th Street. A public meeting. Mr. Paul Dunn, Welsh Construction, reviewed the site features and characteristics of the project site. Mr. David Shea, Shea Architects, explained the architectural design of the structure, lighting plans, and building usage. Planner Enger reviewed the recommendations of the Staff Report for the requested zoning district change. Planning Commission Minutes 7 December 12, 1983 Chairman Bearman asked for comments and questions from members of the audience. There were none. MOTION: Motion was made by Gartner, seconded by Schuck, to recommend to the City Council approval of the request of Welsh Construction for zoning from C-Regional to C-Regional Service for 3.27 acres for an office building, based on revised plans dated December 6, 1983, and revised written materials dated December 5, 1983, subject to the recommendations of the Staff Report dated December 9, 1983. Motion carried--5-0-0 D. HUSTAD DEVELOPMENT CORPORATION. Request for Rezoning from C-Regional to C-Regional Service of approximately nine (9) acres for a hotel and related commercial uses. Location: Southeast quadrant of Highway 5/U.S. 169 and I-494. A public meeting. Mr. Wally Hustad reviewed the request with the Commission. The hotel was to be a Brock Residence Inn, with the related commercial uses to be a family and supper club restaurants for the total nine acres. There would also possibly be an office building on the site, • if design allowed. Mr. Ken Nelson, General Partner of the Eden Prairie Hotel Company, the future owners of the hotel, explained that there would be 16 buildings with eight units in each building. Also, there would be a Gate House toward the center of the project, which would include the lobby and office for the hotel . Eden Prairie Hotel Company would be the owners of a franchise from Brock Residence. By way of background, Mr. Nelson stated that Brock was the largest franchisee of Holiday Inns in the United States and was listed on the New York Stock Exchange. , Mr. Nelson added that the exterior material would be brick and the total number of units would be 128. Hallett asked if mass transit would be available at the hotel . Mr. Nelson responded that transportation to the airport would be available. Hallett also asked about the amount of parking to be made available on the site. Mr. Nelson responded that there would be at least one space for each unit, each employee, and four for the conference room in the Gate House. Staff reviewed the recommendations of the Staff Report, indicating that, due to the nature of the request, the developer's agreement for the project would require full site plan review by the Planning Commission and Council by a date certain in order to maintain the zoning on the hotel portion of the site. Planning Commission Minutes 8 December 12, 1983 MOTION: Motion was made by Gartner, seconded by Johannes, to recommend to the City Council approval of the request of Brock Residence Inn for zoning from C-Regional to C-Regional Service of approximately three acres for a hotel, based on the recommendations of the Staff Report dated December 9, 1983. Motion carried--4-1-0 (Chairman Bearman voted against) Vj OLD BUSINESS None. VI. NEW BUSINESS None. VII. PLANNER'S REPORT None. VIII. ADJOURNMENT r� MOTION TO ADJOURN was made by Schuck, seconded by Gartner. Chairman Bearman adjourned the meeting at 11 :15 p.m. Respectfully submitted, Kate Karnas Recording Secretary